# 4 bedroom semi-detached house for sale (SK9 5BP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 HAWTHORN PARK, WILMSLOW, CHESHIRE EAST SK9 5BP |
| Price | £1,400,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | G |
| Construction age | England and Wales: before 1900 |
| Floor area | 272 m² |
| Last sold | £1,225,000 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/09/2030
- **Current heating cost:** £2,105/year
- **Est. upgrade cost to C:** £16,000

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- G (£350 - £450)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9798-6048-6281-7320-5214)

## Description

*WATCH OUR VIDEO TOUR* A substantial and recently upgraded 3,202 sq ft Victorian residence within the Conservation Area, featuring period details & bespoke Martin Moore kitchen.

**Description**

*WATCH OUR VIDEO TOUR*

Behind an attractive Victorian frontage, this handsome semi-detached residence presents beautifully proportioned accommodation arranged across four levels and extending to approximately 3,202 sq ft. The property has been thoughtfully enhanced whilst retaining a wealth of original architectural detail, creating a home that successfully combines period character with contemporary convenience.

The approach leads to the original stained glass entrance door and enclosed porch, where decorative tiling immediately reflects the heritage of the house. Beyond, the welcoming reception hall features oak flooring, elegant original cornicing and a striking staircase rising through the property.

The principal reception rooms are positioned to either side of the hallway and offer excellent entertaining and family living space. The drawing room benefits from a bay window arrangement overlooking the garden, oak flooring and an attractive Chesneys stone fireplace with wood burning stove. Bespoke shelving and cabinetry are arranged around the fireplace, creating both visual interest and practical storage. Across the hall, the dining room enjoys generous proportions and a bay window that enhances the sense of light and space, making it well suited to formal dining and gatherings.

To the rear, the kitchen and breakfast room forms the heart of the house. Designed by Martin Moore, the kitchen is fitted with high quality cabinetry complemented by Kashmir granite work surfaces. Integrated appliances include a Miele induction hob, Bosch refrigerator and freezer, Miele oven, steamer and warming drawer, two Bosch dishwashers and a Liebherr wine fridge. Limestone flooring from Mandarin Stone extends throughout this space, while the sink is positioned to overlook the garden. A door provides direct access to the rear courtyard, creating a natural connection between indoor and outdoor areas. A guest cloakroom fitted with Duravit sanitary ware serves the ground floor.

The basement provides valuable ancillary accommodation. A utility room offers additional storage, a sink and space for laundry appliances, together with limestone flooring. Beyond lies a generously sized office, illuminated by a French style window which admits excellent natural light. This level offers flexibility for home working, hobbies or additional family requirements.

The bedroom accommodation is arranged over the first and second floors. The principal bedroom is positioned on the first floor and features solid oak flooring, original coving, picture rails and fitted wardrobes. The associated en suite bathroom includes twin Duravit wash basins, a separate shower enclosure with Hansgrohe fittings and underfloor heating.

Also on the first floor are two further bedrooms, each enjoying attractive proportions and period character. A dedicated study provides additional flexibility for remote working or reading space. The family bathroom is fitted with a Victoria + Albert freestanding bath, Duravit sanitary ware, a large walk in shower with Hansgrohe fittings and underfloor heating.

The second floor accommodates an additional double bedroom with attractive elevated views and access to useful storage and dressing areas. A further shower room on this level includes Duravit sanitary ware and a walk in shower.

Externally, the gardens are arranged principally to the side of the house and include paved seating areas designed for outdoor dining and relaxation. Mature planting contributes privacy and a pleasant outlook. A water feature runs to the side of the house and to the rear is a further courtyard area together with valuable off street parking.

Overall, 10 Hawthorn Park represents a rare opportunity to acquire a substantial Victorian home in a highly regarded Wilmslow location, offering character, versatility and accommodation suited to modern family life.

**Location**

Hawthorn Park is positioned within the established Hawthorn Lane Conservation Area, one of Wilmslow's most regarded residential settings. The area is characterised by substantial period homes, mature landscaping and convenient access to the amenities of the town centre (0.3 miles). Wilmslow offers an excellent range of everyday and specialist shopping, cafés, restaurants and leisure facilities, together with a vibrant community atmosphere.

The Carrs Park (0.6 miles) provides attractive open green space, riverside walks and recreational opportunities, while a number of golf clubs, health and fitness facilities are available throughout the surrounding area. Retail destinations including Marks & Spencer and John Lewis may be found within the wider locality.

Educational provision is a notable feature of the area, with highly regarded state and independent schools serving a broad range of age groups, Gorsey Bank Primary School (0.6 miles), Pownall Hall School (0.8miles) and Wilmslow High School (0.8miles).

Wilmslow railway station (0.5 miles) provides regular services to Manchester Piccadilly and London Euston, while the A34 and M56 offer road connections across the North West. Manchester Airport is approximately five miles away, providing a wide range of domestic and international destinations.

Square Footage: 3,202 sq ft

## Property Photos

- ![10 Hawthorn Park](/listings/photos/93055368/2311611) - 10 Hawthorn Park
- ![Hallway](/listings/photos/93055368/2311614) - Hallway
- ![Dining/Sitting Room](/listings/photos/93055368/2311616) - Dining/Sitting Room
- ![Kitchen/Dining Room](/listings/photos/93055368/2311619) - Kitchen/Dining Room
- ![Kitchen/Dining Room](/listings/photos/93055368/2311622) - Kitchen/Dining Room
- ![Living Room](/listings/photos/93055368/2311625) - Living Room
- ![Basement/Study](/listings/photos/93055368/2311626) - Basement/Study
- ![Landing](/listings/photos/93055368/2311630) - Landing
- ![Principal Bedroom](/listings/photos/93055368/2311634) - Principal Bedroom
- ![Principal Bedroom](/listings/photos/93055368/2311638) - Principal Bedroom
- ![Principal En Suite](/listings/photos/93055368/2311644) - Principal En Suite
- ![Principal En Suite](/listings/photos/93055368/2311649) - Principal En Suite
- ![Bedroom 2](/listings/photos/93055368/2311653) - Bedroom 2
- ![Family Bathroom](/listings/photos/93055368/2311658) - Family Bathroom
- ![Bedroom 4](/listings/photos/93055368/2311662) - Bedroom 4
- ![Family Bathroom](/listings/photos/93055368/2311667) - Family Bathroom
- ![Garden](/listings/photos/93055368/2311672) - Garden
- ![Garden](/listings/photos/93055368/2311677) - Garden
- ![Garden](/listings/photos/93055368/2311682) - Garden
- ![Driveway](/listings/photos/93055368/2311688) - Driveway
- ![Gateway](/listings/photos/93055368/2311693) - Gateway
- ![Porch](/listings/photos/93055368/2311698) - Porch

## Floorplans

- ![Floorplan](/listings/photos/93055368/2311702) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/93055368/2311710) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 HAWTHORN PARK, WILMSLOW, CHESHIRE EAST, SK9 5BP | £1,225,000 | 31/08/2023 | Semi-detached |
| 10 HAWTHORN PARK, WILMSLOW, CHESHIRE EAST, SK9 5BP | £760,000 | 02/07/2010 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 6 HAWTHORN PARK, WILMSLOW, CHESHIRE EAST, SK9 5BP | £1,215,000 | 08/05/2026 | Semi-detached |
| [Same street] 3 HAWTHORN PARK, WILMSLOW, CHESHIRE EAST, SK9 5BP | £1,050,000 | 12/03/2026 | Semi-detached |
| 1 GABLE AVENUE, WILMSLOW, CHESHIRE EAST, SK9 5NF | £510,000 | 14/03/2025 | Semi-detached |
| 42 HAWTHORN LANE, WILMSLOW, CHESHIRE EAST, SK9 5DG | £1,209,000 | 22/11/2024 | Semi-detached |
| 29 HAWTHORN AVENUE, WILMSLOW, CHESHIRE EAST, SK9 5BR | £538,000 | 08/01/2024 | Semi-detached |
| 47 HAWTHORN LANE, WILMSLOW, CHESHIRE EAST, SK9 5DG | £911,250 | 23/09/2022 | Semi-detached |
| 11 WYCLIFFE AVENUE, WILMSLOW, CHESHIRE EAST, SK9 5AY | £603,000 | 06/05/2022 | Semi-detached |
| 14 WYCLIFFE AVENUE, WILMSLOW, CHESHIRE EAST, SK9 5AY | £600,000 | 27/01/2022 | Semi-detached |
| 26 GROVE AVENUE, WILMSLOW, CHESHIRE EAST, SK9 5EG | £1,050,000 | 07/12/2021 | Semi-detached |
| 1A HALL ROAD, WILMSLOW, CHESHIRE EAST, SK9 5BW | £886,000 | 26/11/2021 | Semi-detached |

**Street average:** £1,132,500 (2 sales)
**Area average:** £788,406 (8 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £536,454 (48 Semi-detached, SK9, 2024–2026)
- **Deviation:** +161%

## Rental Range

*ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Pennine (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £760/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Terraced House, Alveston Drive, SK9 | £2,450/mo | 4 | 0.7 miles | OpenRent |

**Average rent: £2,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £306,250
- **Target investor price (1%):** £245,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,450/mo).*

- **Gross yield:** 2.1%
- **Cost-to-rent:** 47.6×
- **Monthly cashflow:** £-3,333/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £5,147/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 36.8%
- **10y growth:** 61.1%

## House Price Index (HM Land Registry)

*Official index for Cheshire East; Semi-detached series; as of June 2026.*

- **1y growth (index):** 5.9%
- **5y growth (index):** 23.8%
- **10y growth (index):** 52.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)